EXHIBIT 7.6 AGREEMENT OF JOINT FILING Madison River Properties, L.L.C., AIMCO Properties, L.P., AIMCO-GP, Inc. and Apartment Investment and Management Company agree that the amendment to the Statement on Schedule 13D to which this Agreement is...

                                                                   EXHIBIT 7.6

                           AGREEMENT OF JOINT FILING

         Madison River Properties, L.L.C., AIMCO Properties, L.P., AIMCO-GP,
Inc. and Apartment Investment and Management Company agree that the amendment
to the Statement on Schedule 13D to which this Agreement is attached as an
exhibit, and all future amendments to this Statement, shall be filed on behalf
of each of them. This Agreement is intended to satisfy Rule 13d-1(f) under the
Securities Exchange Act of 1934, as amended. This Agreement may be executed in
any number of counterparts, each of which shall be deemed an original, but all
of which together shall constitute one and the same instrument. 

Dated: October 26, 1998


                                               MADISON RIVER PROPERTIES, L.L.C.

                                               By:   AIMCO Properties, L.P.,
                                                     its managing member

                                               By:   AIMCO-GP, Inc.,
                                                     its General Partner


                                               By: /s/ XXXXXXX X. XXXX
                                                   ---------------------------
                                                   Xxxxxxx X. Xxxx
                                                   Executive Vice President


                                               AIMCO PROPERTIES, L.P.

                                               By:   AIMCO-GP, Inc.,
                                                     its General Partner


                                               By: /s/ XXXXXXX X. XXXX
                                                   ---------------------------
                                                   Xxxxxxx X. Xxxx
                                                   Executive Vice President


                                               AIMCO-GP, INC.


                                               By: /s/ XXXXXXX X. XXXX
                                                   ---------------------------
                                                   Xxxxxxx X. Xxxx
                                                   Executive Vice President








                                               APARTMENT INVESTMENT AND
                                               MANAGEMENT COMPANY


                                               By: /s/ XXXXXXX X. XXXX
                                                   ---------------------------
                                                   Xxxxxxx X. Xxxx
                                                   Executive Vice President